Loading...
HomeMy WebLinkAboutPlanning Board Minutes 1990-11-13 PLANNING BOARD MINUTES MEETING OF NOVEMBER 13, 1990 The meeting of the Lexington Planning Board held in Room G-15, Town Office Building, was called to order at 7 36 p.m. by the Vice Chairman, Mrs. Klaumin- zer, with members Domnitz, Grant, Williams, Planning Director Bowyer, Acting Assistant Planner Marino and Secretary Peters present. Mrs. Wood arrived just before Item 226. 223. Review of Minutes The Board reviewed the minutes for the meeting of October 29, 1990 On the motion of Mr. Williams, seconded by Mr. Grant, it was voted 4-0 to approve the minutes, as written. ************ ADMINISTRATION OF LAND DEVELOPMENT REGULATIONS ************ SUBDIVISION OF LAND 224. Pheasant Brook II Accent Surety and Release Lots Mr. Marino noted that the Board set surety for the subdivision at $76,000 on October 15, 1990, and that the developer is prepared to deposit this amount with the Town in order to have lots released. The developer has asked to have building lot numbers 2, 3 and 6 released. He has also asked that Parcels A, B, C, D, F, G, H, J, and K be released. Mr. Marino added that Parcels A, B, and C are to be conveyed to the Conserva- tion Commission; that the other parcels represent land that, as a result of the reconfiguration of the road (e.g. the elimination of the cul-de-sacs) , are to be conveyed to abutters; and that this vote will accept the surety, in a form which has been reviewed and approved by Town Counsel. On the motion of Mr Grant, seconded by Mr. Williams, it was voted 4-0 1) To accept surety, in the form of a Funds Retained by Lender document, executed by Depositors Trust Company, in the amount of $76,000.00 2) To release building lots 2, 3, and 6; and to release parcels A, B C, D, F, G, H, J, and K. 225. Orchard Crossing, Joseph Castelli, Release Lots 13, 14, 15 The Board signed a release of lots Form G-7 releasing lots 13, 14 and 15 reaffirming an action taken earlier. The Board had previously voted to release these lots but the signed original was never recorded. Mrs. Wood arrived and, at 7:58 p.m. , the meeting was recessed to reconvene in Cary Hall, Cary Memorial Hall for Item 226. *************************** 1990 SPECIAL TOWN MEETING ********************* 226. PUBLIC HEARING Pine Meadow/Meagherville RD Rezoning As required by Chapter 40A, the Planning Board conducted a public hearing, beginning at 8 10 p.m. , on the following proposed amendment to the Zoning By-Law. Minutes for the Meeting of November 13, 1990 2 Article 2 - Pine Meadows Development Vice-Chairman Klauminzer opened the meeting, attended by approximately 55 residents, by reviewing the Board's Order for a Public Hearing. Selectman Paul Marshall recapitulated events leading to the presentation of the article at the Special Town Meeting on November 28, 1990. He noted that, under Article 55 at the 1990 Annual Town Meeting, a resolution had been presented by the Selectmen and approved by Town Meeting members endorsing the following guidelines for development of the Pine Meadows/Meagherville site 1. Forty units of affordable rental housing should be built; 2. A road connecting Cedar Street and Garfield Street should be constructed as part of the development; and 3 The sale of up to 12 building lots to private developers for single family housing should be the primary form of financing for the development In response to this mandate, he discussed the plan presented by the develop- ers, The Community Builders, which was for 40 affordable rental units, a through road and called for the sale of a maximum of four building lots. He introduced Landscape Architect Gary Larson, Architect Stephen Tise and Traffic Engineer Peter Briere, representing the developer. Gary Larson, Larson Associates Inc. , presented an evaluation of the site and the surrounding open land. He noted the building site contained no bedrock, had suitable soils and slopes for the development of housing, and was above both the 100 year and 500 year flood levels. Stephen Tise, Tise Architects, Inc. , discussed the development of plan Option C, which was the preference of the committees involved of the three prelimi- nary sketch plans presented by the developer. He presented. an architectural description of the two and four unit buildings; the 24 foot wide road layout; the proposed drainage system at the rear of the property; and the layout of two parking spaces per unit which more than meets the requirements of the Zoning By-Law. He also presented a "language plan" showing the scale and density of the development as it relates to the surrounding developed area. Mr. Briere, BSC - Bedford, discussed traffic issues, and presented a traffic study of trips expected to be generated by the proposed development onto surrounding roads. He noted that, generally, the number of trips generated by 40 units of this type of housing is equal to approximately 26 single family dwellings. Ruth Nablo, representing the Housing Authority, reported that the Authority supported the proposal, and added that there were over 100 families currently on its waiting list. She noted that this development was lower in density than all other affordable housing developments in town. Marshall Derby, representing LexHAB, reported it unanimously supported the proposal and that LexHab also has a waiting list for families requesting moderate housing. Thomas Gouzoule, a member of both the Lexington Condo Conversion Board and the Emerson Gardens Tenants Association, spoke of the great immediate need for Minutes for the Meeting of November 13, 1990 3 more affordable housing. Conservation Commission Chairman Joyce Miller, reported the Commission had not yet reached a position, but would be meeting next Monday evening for more discussion Comments from the audience focused on whether low-income units would be included if rent certificates were not available, whether the rents for upper moderate rates were comparable to market rate rents, how many lots would be available for sale in order to provide money for the development, the desira- bility and effect of the through road connection, an alternative "loop road" which would not require a through road, preservation of existing open space, security in the parking lots, and the possibility that the units would physically deteriorate. The hearing was adjourned at 10 09 p.m. , and the meeting reconvened at 10 14 P.M. in Room G-15, Town Office Building. 227 Pine Meadows/Meaeherville RD Rezoning. Direction to Staff The Board gave direction for the preparation of its report to the Town Meeting on Article 2. Mr. Domnitz moved, and Mr. Williams seconded, that the Planning Board report f recommend to Town Meeting that the article not be approved. Speaking to his motion, Mr. Domnitz thought the Town could better increase the amount of affordable housing by encouraging private developers to use the Comprehensive Permit procedure on private land, and keep the Town's open space unused. He considered the rezoning proposal to be uneconomic; that it could only work economically with a higher density, which would be unacceptable to the neighborhood and the town. He thought that the remoteness of the site and the cost of building a through road would offset the subsidy of the land being donated by the Town He also expressed concerns about moderate and upper moderate income units being called affordable, when they are very close to rents for market rate unit. Mr. Williams said that he had serious reservations about a through road connecting Cedar Street and Garfield Street. He thought it would hurt the two neighborhoods (Cedar Street and Reed Street) if they were connected by a 24 foot roadway. He also questioned where the maximum of four lots would be located. He thought the proposed tot lot should be incorporated into the existing Garfield Street recreational area. He said he would have difficulty in making a favorable decision on what he had heard at the hearing. Later, he added that he had no problem with the development of 40 units, but could not accept a through road. Mr Domnitz's motion did not carry, with Mr. Domnitz and Mr. Williams voting in the affirmative, and Mrs. Wood, Mrs. Klauminzer and Mr. Grant voting in the negative. Mr. Grant noted that the Board needed to remember that this plan is in response to the 1990 Annual Town Meeting vote under Article 55, which endorsed the development of 40 units of affordable housing, a through road and that Minutes for the Meeting of November 13, 1990 4 this plan is a good response, that meets the objectives of Town Meeting in a comprehensive way. He thought that it was not a dense development, that the Meagherville land is designated for general public purposes, and that the balance between the Town's needs for open space and housing needs had been maintained. He added that he considered rezoning 22 acres out of the largest piece of open land in town, was a modest proposal, and noted that the golf course would remain intact. Mr. Domnitz agreed the development served a public purpose but he drew a distinction between public purpose and public use. He considered the use to be private. Mrs. Wood thought it was a well designed plan, and noted access to public transportation on Bedford Street. Mrs. Klauminzer also spoke in favor of report recommending approval of Article 2, noting that she disagreed with any dependence on the the Chapter 774 Comprehensive Permit process to provide affordable housing, because it also brings market rate housing at a much greater density. She added that a Town sponsored development provided more family type housing than private develop- ment could. She added that she thought the through road would be a change for the better for the neighborhoods and the town. On the motion of Mrs. Wood, seconded by Mr. Grant, it was voted 3-2 (with Mrs Wood, Mrs Klauminzer and Mr. Grant voting in the affirmative, and Mr. Domnitz and Mr. Williams voting in the negative) to direct the staff to prepare a report to Town Meeting recommending approval of Article 2. The Board gave direction for the preparation of report recommending in favor of Article 2, based on members' comments above. Specifically mentioned were that the housing will be rental and guaranteed affordable in perpetuity, and that the question of the isolation of the tot lot should be addressed with the Recreation Committee. The meeting was adjourned at 11 30 p.m. David Williams, Clerk